zoning boa.rd,of appeals, city of chicago, city hall, … · zoning board of appeals, city of...

ZONING BOA.RD,OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

APPLICANT:

~~PEARANCE FOR:

APPEARANCES AGAINST:

PREMISES AFFECTED:

E-Z Tree Recycling, h1c.

Meg George

None

7050 S. Dorchester Avenue

CAL NO.: 261-07-A

MAP NO.: 16-D

MINUTES OF MEETING: September 21,2007

NATURE OF REQUEST: Appeal from the decision of the Office of the Zoning Administrator in refusing to allow a limited business license for a Class III recycling facility in an Ml-2 Limited Manufacturing/Business Park District. A Class III recycling is permitted in an M3 district.

ACTION OF BOARD--THE DECISION OF THE ZONING ADMINISTRATOR IS REVERSED

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THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE

DEMETRI KONSTANTELOS

REVEREND Wll.I~REDO DEJESUS

JONATHAN SWAIN

AFFIRMATIVE NEGATIVE ABSENT

X

X

X

X

X

WHEREAS, the decision of the Office of the Zoning' Administrator rendered, reads: "Application not approved. Requested certification does not conform with the applicable provisions of the Chicago Zoning Ordinance, Title 17 of the Municipal Code of Chicago, specifically, Section 17-13:1200 ." and

WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on Friday, July 20, 2007; and

WHEREAS, the district maps show that the premises is located in an Ml-2 Limited Manufacturing/Business Park District District; and

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby makes the following findings of fact:

The appellant stated that has business has been in existence for many years. He stated that the zoning designation for his property has changed. He stated that his business has always been in existence and the use has never ceased. The appellant stated that he will bring his business into compliance with the Landscape Ordinance. The Board will permit the appellant to obtain a limited business license for a Class III recycling facility. The decision of the Zoning Administrator is reversed. )

PAGE 53 OF 62 MINUTES

Suns',·A:lCE APPROVED AS TO

CKAIRMAN

ZONING BOARD OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

APPLICANT: New Life Covenant Pilsen Church CAL NO.: 266-07-S

\ ;PPEARANCE FOR: MAPNO.: 6-H

APPEARANCES AGAINST: MINUTES OF MEETING: September 21,2007 • PREMISES AFFECTED: 2512 S. Oakley Avenue

NATURE OF REQUEST: Application for a special use under Article 11 of the zoning ordinance for the approval of the location and the establishment of a religious facility with 72 seats in a C1-3 Neighborhood Commercial District. •

ACTION OF BOARD--WITHDRAWN ON MOTION OF THE APPLICANT

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THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE


REVEREND WILFREDO DEJESUS

JONATHAN SWAIN

APPIRMATIVE NEOATIVE ABSENT

X

X

X

X

·x

APPROVED AS TO SUBSTANCE

CHAIRMAN


I. ZONING BOARD, OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

APPLICANT: Prosperity House, Inc. NFP CAL NO.: 267-07-S

) aPPEARANCE FOR: James J. Banks MAP NO.: 16-E

APPEARANCES AGAINST: None MINUTES OF MEETING: September 21,2007

PREMISES AFFECTED: 6620-22 S. Evans Avenue

NATURE OF REQUEST: Application for a special use under Article 11 of the zoning ordinance for the approval of the location and the establishment of a transitional residence for 34 females in RT-4 Residential TwoFlat, Townhouse and Multi-Unit District.

ACTION OF BOARD-APPLICATION APPROVED

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THE VOTE

BRIAN L. CROWE

GIG! McCABE-M!ELE


REVEREND W!LJ;REDO DEJESUS

JONATHAN SWAIN


X

X

X

X

X

WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on Friday, July 20, 2007, after due notice thereof as provided under Section 17-13-0 I 07B and by publication in the Chicago Sun-Times on Friday, June 22, 2007; and

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to establish a transitional residence 34 people; there shall be no more than 27 adult shelter residents at one time; the Board finds the use complies with all applicable standards of this Zoning Ordinance; is in the interest of the public convenience and will not have a significant adverse impact on the general welfare of neighborhood or community; is compatible with the character of the surrounding area in terms of site planning and building scale and project design; is compatible with the character of the surrounding area in terms of operating characteristics, such as hours of operation, outdoor lighting, noise, and traffic generation; and is designed to promote pedestrian safety and comfort; it is therefore

RESOLVED, that the aforesaid special use request be and it hereby is approved and the Zoning Administrator is authorized to permit said special use subject to the following condition(s): The Department of Planning and Development has no objection to the proposed transitional shelter provided there are no more than 34 (27 adult) residents at the facility.

That all applicable ordinances of the City of Chicago shall be complied with before a permit is issued; )

APPROVED AS TO SUISTANCE



APPLICANT: Morgan Park Development Corp. CAL NO.: 301-07-S

1PPEARANCE FOR: MAP NO.: 28-H

APPEARANCES AGAINST: MINUTES OF MEETING: September 21,2007

PREMISES AFFECTED: 11157 S. Vincennes Avenue

NATURE OF REQUEST: Application for a special use under Article II of the zoning ordinance for the approval of the location and the establishment of a fast food restaurant with drive thru facility in aB3-1 Community

· Shopping District. '

ACTION OF BOARD--CASE CONTINUED TO NOVEMBER 16,2007

THE VOTE

APFlRMATtV;E NEGATIVE ABSENT

BRIAN L CROWE f--'-'X-f---+--1

GIG! McCABE-MIELE 1--"X'--+----+---l

DEMETRI KONSTANTEWS 1--"X'--+----+---l

REVEREND WILFREDO DEJESUS f--'-'X-f---+--1 JONA THAN SWAIN X .___,___._ __ .___ _ __,

.. . ·,

APPROIED AS ro SUBSTANCE

- rJ'J-C CHAIR MArt

1 ·~.


I, ZONING BOA~ OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

APPLICANT: 1115 N. N01ih Branch, LLC CAL NO.: 304-07-A

lPPEARANCE FOR: Michael Lavelle MAPNO.: 3-G

APPEARANCES AGAINST: None MINUTES OF MEETING: September 21, 2007

PREMISES AFFECTED: 1115-19 N. North Branch Street

NATURE OF REQUEST: Appeal from the decision of the Office of the Zoning Administrator in refusi~g to allow the appellant to establish as an accessory, public place of amusement (a disc jockey booth) within a proposed tavern restaurant in a PMD #3 Planned Manufacturing District.

ACTION OF BOARD--THE DECISION OF THE ZONING ADMINIS·TRA TOR IS REVERSED

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THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE·MIELE



JONATHAN SWAIN

AffiRMATIVE NEGATIVE ABSENT

X

X

X

X

X .·.

WHEREAS, the decision of the Office of the Zoning Administrator rendered, reads: "Application not approved. Requested certification does not conform with the applicable provisions of the Chicago Zoning Ordinance, Title 17 of the Mtmicipal Code of Chicago, specifically, Section 17-13-1200 . " and

WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on Friday, July 20, 2007; and

WHEREAS, the district maps show that the premises is located in an PMD #3 Plarmed Manufacturing District; and

I

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby makes the following findings of fact:

The appellant stated that they wish to establish a public place of amusement. The appellant shall be permitted to establish the public place of amusement license. The decision of the Zoning Administrator is reversed.

) APPROVED AS TO SUBSTANCE

PAGE 57 OF 62 MINUTES CHAIRMAN


APPLICANT: lone! Danciu CAL NO.: 315-07-A

PPEARANCE FOR: MAP NO.: 15-K

APPEARANCES AGAINST: MINUTES OF MEETING: September 21,2007 ..

PREMISES AFFECTED: 4734-40 W. Bryn Mawr Avenue

NATURE OF REQUEST: Appeal from the decision of the Office of the ZoningAdlninistrator in refusing to allow the division of an improved zoning lot, in an RS-1 Residential Single-Unit (Detached House) District. The current lot has a 126.21 foot frontage. There are 10 improved lots on the block, six (6) of the lots col'l.tain a frontage of 79 feet or more. The new divided lots must make the predominant lot frontage of79 feet. The applicant wishes to divide the 126 foot lot into a 65 foot and 61.21 foot lot, neither new lot equals 79 feet.

ACTION OF BOARD--CASE CONTINUED TO OCTOBER 19,2007

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THE VOTE

AFflRMATIVE NEGATIVE ABSENT

BRIAN L. CROWE 1-~X~t--+---1

GIG! McCABE-MIELE 1-~X~t--+---1

DEMETRI KONSTANTELOS 1-·~x'--1--+---1

REVEREND WILFREDO DEJESUS 1-~X~t--+---1

JONATHAN SWAIN '--~X,__J..__--L. _ __J


CHAIRMAN


ZONING BOARD. OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

APPLICANT:

.'i>PEARANCE FOR:


PREMISES AFFECTED:

lone! Danciu

4734 W. Bryn Mawr Avenue

CAL NO.: 316-07-Z

MAP NO.: 15-K

MINUTES OF MEETING: September 21, 2007

NATURE OF REQUEST: Application for a variation under Article 11 of the zoning ordinance to permit, in an RS-1 Residential Single-Unit (Detached House) District, the division of an improved zoning lot (house and swimming pool). The house shall have combined side yards of9.21' instead ofl7.72' (4.75' on the north and 4.46' on the south) with neither yard less than 5' ..

ACTION OF BOARD--CASE CONTINUED TO OCTOBER 19, 2007

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THE VOTE


BRIAN L. CROWE 1:---'X'--+---1---1

GIG! McCABE-MIELE 1:---'X'--+---1---1

DEMETRJ KONSTANTEWS 1:---'X'--+---1---1

REVEREND WILFREDO DEJESUS 1:---'X'--+---1---1

JONATHAN SWAIN '---'X'--J----'---'


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CHAIRMAN



APPLICANT: Louis Pleveritis CAL NO.: 342-07-Z

JPPEARANCE FOR: John Pikarski MAPNO.: 3-J

APPEARANCES AGAINST: None MINUTES OF MEETING: September 21,,2007

PREMISES AFFECTED: 3601-09 W. LeMoyne Street

NATURE OF REQUEST: Application for a variation under Aliicle 11 ofthezoningordinancetopermit, in an RS-3 Residential Single-Unit (Detached House) District, the enclosure of the rear porches adding 558 sq. ft. which is 7% more area than existed at the time of the original construction and code. The porches ~hall have a rear yard of3'-3 3/4" instead of 14' and the west side yard shall be 8'-10" instead of9.92'.

ACTION OF BOARD-VARIATION GRANTED

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THE RESOLUTION::

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE

DEMETRIKONSTANTEL.OS


JONATHAN SWAIN

Al'FlltMATl~ NEGATIVE ABSENT

X

·X

X

X

X

WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on August 17, 2007, after due notice thereof as provided under Section 17-13-0107A and by publication in the Chicago SunTimes on July 26, 2007; and

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to enclose a rear porch which will add 558 sq. ft. The enclosed rear porches shall have a rear yard of3'-3 3/4", and the west side yard shall be 8'-10"; the Board finds I) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question cannot yield a reasonable return if permitted to be used only in accordance with the standards ofthis Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore

RESOLVED, that the Zoning Board of Appeals, by vi1iue of the authority conferred upon it, does hereby make a variation in the application of the district regulations of the zoning ordinance and that the aforesaid variation request be and it reby is granted subject to the following condition(s):

That all applicable ordinances of the City of Chicago shall be complied with before a permit is issued.

I APPROVED AS TO SUBSTANCE

-~ PAGE 60 OF 62 MINUTES

l. ZONING BOARJ? OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

APPLICANT:

_lPPEARANCE FOR:


PREMISES AFFECTED:

Martha Vasquez

5809 W. Diversey Avenue

CAL NO.: 351-07-S

MAPNO.: 7-M


NATURE OF RltQUEST: Application for a special use under Article II of the zoning ordinance for the approval of the location and the establishment of a beauty salon within 1,000 linear feet of another beauty salon, barber shop, nail salon or similar use in a B3-l Community Shopping District.

ACTION OF BOARD--CASE CONTINUED TO OCTOBER 19, 2007·

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THE VOTE


BRIAN L. CROWE f---"X'---1---f---J GIG! McCABE-MIELE f---"X'---1---f---J DEMETRJ KONSTANTELOS f---"X'---1---f---J REVEREND WILfREDO DEJESUS f---"X'---1---f---J JONATHAN SWAIN L--"X'---'----'---l


APPROVED AS 10 SUBSTANCE

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(, ZONING BOARD OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

\<\.PPLICANT: Esther Jaramillo CAL NO.: 354-07-Z

APPEARANCE FOR: James J. Banks MAPNO.: 5-I

APPEARANCES AGAINST: Timothy Rowell MINUTES OF MEETING: September 21, 2007

PREMISES AFFECTED: 1647-51 N. Albany Avenue

NATURE OF REQUEST: Application for a variation under Article 11 of the zoning ordinance to permit, in an RT -3.5 Residential Two-Flat, Townhouse and Multi-UnitDistrict, the division of an improved zoning lot. The existing 2 dwelling unit building at 1651 N. Albany Avenue shall have a 2.5' south side yard and a 2" north side yard

· and the combined side yards shall be 2.7' instead of 5'.


C)

THE VOTE

AJIFIRMATIVE NEGATIVE ABSENT

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THE RESOLUTION:

· BRIAN L. CROWE

GIG! McCABE·MIELE

DEMETRI KONSTANTEWS


JONATHAN SWAIN

X

X

X

X

X

WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on September 21, 2007, after due notice thereof as provided under Section 17-13-0107 A and by publication in the Chicago SunTimes on August 29, 2007; and

WHEREAS, the Zonirig Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant stated that she had inherited the vacant lot that was next to her lot. The applicant wishes to divide the lots. The applicant has changed the zoning of the property to allow the vacant lot to become buildable. The objector in this case was concerned about the request having an impact on her property. The applicant assured the objector that there would be no impact on the surrounding property and the objection was with drawn. The applicant shall be permitted to divide an improved zoning lot; the existing 2 dwelling unit building at 1651 N. Albany Avenue shall have a 2.5' south side yard and a 2" north side yard and the combined side yards shall be 2.7' the Board finds 1) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question cannot yield a reasonable return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore

) RESOLVED, that the Zoning Board of Appeals, by virtue of the authority conferred upon it, does hereby make a variation in the application of the district regulations of the zoning ordinance and that the aforesaid variation request be and it hereby is granted subject to the following condition(s):

That all applicable ordinances of the City of Chicago shall be complied with bef~mJVt~iki"r~sW~TliNCE

/Jj{,. PAGE 1 OF 62 MINUTES ir;-}7 . -

CHAIRMAN


YPLICANT: Kenneth Zekich CAL NO.: 355-07-Z

APPEARANCE FOR: James J. Banks MAPNO.: 8-F

APPEARANCES AGAINST: None MINUTES OF MEETING: September 21 ,,2007

PREMISES AFFECTED: 3441-43 S. Lowe Avenue

NATURE OF REQUEST: Application for a variation under Article 11 of the zoning ordinance to permit, in an RT-4 Residential Two-Flat, Townhouse and Multi-Unit District, a proposed 2-story single family residence whose north set back shall be 2' * instead of 5' and front set back shall be 7.5' instead of 15'. •


THE VOTE

AI'I'IRMATIVE NEGATIVE ABSENT

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THE RESOLUTION:

BRIAN L. CROWE

GIG! McCABE-MIELE



JONATHAN SWAIN

X

X

X

X

X


WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to construct a 2 story single family residence whose north set back shall be I' and whose front set back shall be 7 .5'; the Board finds I) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question cannot yield a reasonable return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore

RESOLVED, that the Zoning Board of Appeals, by virtue of the authprity conferred upon it, does hereby make a variation in the application of the district regulations of the zoning ordinance and that the aforesaid variation request be and it hereby is granted subject to the following condition(s):

) That all applicable ordinances of the City of Chicago shall be complied with before a permit is issued.

* Amended at Hearing APPROVlO AS TO SUBSTANCE

~d-C PAGE 2 OF 62 MINUTES CHAIRMf<N

I. ZONING BOARD OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

'

~PPLICANT: Juan A. Vargas CAL NO.: 356-07-S

APPEARANCE FOR: Same MAPNO.: 7-J


PREMISES AFFECTED: 3544 W. Diversey Avenue

NATURE OF REQUEST: Application for a special use under Article 11 of the zoning ordinance for the approval of the location and the establishment of a rear 2-story addition to a 2 dwelling unit building with residential use below the 2nd floor in a B3-l Community Shopping District.


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THE RESOLUTION:

THE VOTE

.BRIAN L. CROWE

GIG! McCABE-MIELE



JONATHAN SWAIN


X

X

X

X

X

WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on September 21, 2007, after due notice thereof as provided under Section 17-13-01 07B and by publication in the Chicago SunTimes on August 29, 2007; and

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to establish a rear 2 story addition to a 2 dwelling unit building with residential use below the second floor; the Board finds the use complies with all applicable standards of this Zoning Ordinance; is in the interest of the public convenience and will not have a significant adverse impact on the general welfare of neighborhood or community; is compatible with the character of the surrounding area in terms of site planning and building scale and project design; is compatible with the character of the surrounding area in terms of operating characteristics, such as hours of operation, outdoor lighting, noise, and traffic generation; and is designed to promote pedestrian safety and comfort; it is therefore

RESOLVED, that the aforesaid special use request be and it hereby is approved and the Zoning Administrator is authorized to permit said special use subject to the following condition(s): The Department of Planning and Development recommends approval of the proposed expansion of the existing ground floor dwelling unit.

That all applicable ordinances of the City of Chicago shall be complied with before a permit is issued;

) APf1011D AI TO SUBSTANCE

rJJ-C CHAIRMAN



~PPLICANT: Cannen Y. Outlaw CAL NO.: 357-07-A

APPEARANCE FOR: Same MAP NO.: 22-F


PREMISES AFFECTED: 9107 S. Lowe Avenue

NATURE OF REQUEST: Appeal from the decision of the Office of the Zoning Administrator in refusing to allow the expansion of a 2 dwelling unit building in an RS-2 Residential Single-Unit (Detached House) District.


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THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE

DEMETRJ KONSTANTELOS


JONATHAN SWAIN

•

Al'l'IRMATIVE NEGATIVE ABSENT

.

X

X

x·

X

X

WHEREAS, the decision of the Office of the Zoning Administrator rendered, reads: "Application not approved. Requested certification does not conform with the applicable provisions of the Chicago Zoning Ordinance, Title 17 of the Municipal Code of Chicago, specifically, Section 17-13-1200 ." and

WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on September 21, 2007; and

WHEREAS, the district maps show that the premises is located in an RS-2 Residential Single-Unit (Detached House) District; and

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby makes the following findings offact: The appellant in this matter stated that she wishes to expand an existing 2 dwelling unit building. She stated that she wishes to expand to provide new bedrooms because the existing rooms are to small for her needs. The Board will pennit the appellant to expand the existing building. The decision of the Zoning Administrator is reversed.

) 1PP1011D AI TO SUBSTANCE

(j)v CHAIRMAN

i ., PAGE 4 OF 62 MINUTES

l. ZONING BOARD OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

'

tPPLICANT: Carmen Y. Outlaw CAL NO.: 358-07-Z

APPEARANCE FOR: Same MAP NO.: 22-F


PREMISES AFFECTED: 9107 S. Lowe Avenue

NATURE OF REQUEST: Application for a variation under Article 11 ofthe zoning ordinance to permit, in an RS-2 Residential Single-Unit (Detached House) District, a proposed 1-storyrear addition whose north side yard shall be zero instead of5' and the rear yard shall be 35' instead of37.5'.


THE VOTE


THE RESOLUTION:

. BRIAN L. CROWE

GIG! McCABE-MIELE

DEMETRI KONSTANTEWS


JONATHAN SWAIN

X

. X

X

X

X .


WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant was granted the expansion of an existing building in case number 357-07 -A; the applicant shall be permitted to construct a !-story rear addition whose north side yard shall be zero and the rear yard shall be 35'; the Board finds 1) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question cannot yield a reasonable return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore

RESOLVED, that the Zoning Board of Appeals, by virtue of the authority conferred upon it, does hereby make a variation in the application of the district regulations of the zoning ordinance and that the aforesaid variation request be and it hereby is granted subject to the following condition(s):


IPPROIED AS 10 SUBSTANCE

~d~ PAGE 5 OF 62 MINUTES


,(\PPLICANT: Brian Miller CAL NO.: 359-07-Z I

APPEARANCE FOR: James J. Banks MAP NO.: 11-H

APPEARANCES AGAINST: None MINUTES OF MEETING: September 21• 2007

PREMISES AFFECTED: 2301 W. Cullom Avenue

NATURE OF REQUEST: Application for a variation under Article 11 of the zoning ordinance to permit, in an RS-3 Residential Single-Unit (Detached House) District, a proposed 2-story single family residence whose front yard shall be 8' instead of 13.6', to reduce the total combined side yards to 3.0' instead of6.41 (3Mon the west and. zero on the east), to reduce the rear yard to zero instead of 5' (on a reverse comer lot), to reduce the rear yard open space to 125 sq. ft. instead of225 sq. ft. (see 2nd case on call363-07-A).

ACTION OF BOARD-V ARIATJON GR:ANTED

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THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! o/tcCABE-MIELE



JONATHAN SWAIN

AFPIRMA11VE NEGATIVE ABSENT

X

X

X .

X

X


WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant was granted an appeal in case number 363-07-A; the applicant shall be permitted to construct a 2-story single family residence whose front yard shall be 8', to reduce the total combined side .yards to 3 .0' (3' on the west and zero on the east), to reduce the rear yard to zero (on a reverse comer ·lot), and to reduce the rear yard open space to 125 sq. ft.; the Board finds I) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question cannot yield a reasonable return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore

RESOLVED, that the Zoning Board of Appeals, by virtue of the authority conferred upon it, does hereby make a variation in the application of the district regulations of the zoning ordinance and that the aforesaid variation request be and it yereby is granted subject to the following condition(s):


APPRIVED AI TO IUBSTANDE

i f.JJG '1,



~PPLICANT: OanaPavelea CAL NO.: 360-07-Z I

APPEARANCE FOR: Thomas Moore MAPNO.: 5-I


PREMISES AFFECTED: 1750 N. Talman Avenue

NATURE OF REQUEST: Application for a variation under Article 11 of the zoning ordinance to pennit, in an RT-3.5 Residential Two-Flat, Townhouse and Multi-Unit District, a proposed 3rd floor additionto a single family residence whose front yard shall be I 0'-2" instead of 15', to reduce the combined side yards t6 3'-8" instead of 4'-8" (1 '-2" on the north and 2'-6" on the south) and to increase the area of the garage to 504 sq. ft. (the minimum allowable area is 528 sq. ft.).

ACTION OF BOARD-V ARlATION GMNTED

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THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE



JONATHAN SWAIN

AFJilRMATIVE NEGATIVE ABSENT

X

X

X

X

X


WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the. parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to construct a 3rd floor addition to a single family residence whose front yard shall be 1 0'-2", to reduce the combined side yards to 3'-8" (I '-2" on the north and 2'-6" on the south) and to increase the area ofthe garage to 504 sq. ft.; the Board finds 1) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent ofthis Zoning Ordinance 3) the. property in question cannot yield a reasonable return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore

RESOLVED, that the Zoning Board of Appeals, by virtue of the authority conferred upon it, does hereby make a variation in the application of the district regulations of the zoning ordinance and that the aforesaid variation request be and it reby is granted subject to the following condition(s):

That all applicable ordinances of the City of Chicago shall be complied with before a permit is issued .

. APPROVED AS TO SUBSTANCE

l -~

PAGE 7 OF 62 MINUTES IJJC-

CHA~:. · .,


-tPPLICANT: Southeast Chicago Soccer, Inc. CAL NO.: 361-07-Z

APPEARANCE FOR: Edward Grossman MAP NO.: 24-A


PREMISES AFFECTED: 10230 S. Avenue N

NATURE OF REQUEST: Application for a variation under Article 11 of the zoning ordinance to permit, in ·a B3-l Community Shopping District, a public place of amusement license to be granted with a 125 feet of an RS-2 zoning district.


t.' ' C)

THE RESOLUTION:

THE VOTE

·BRIAN L. CROWE

GIG! McCABE-MIEIE



JONATHAN SWAIN

AI'FIRMATIVE NEGATIVE ABSENT

X

X

X

X

X


WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to establish a public place of amusement license. The Board finds that because the facility is located near a residential district, the applicant may operate the soccer facility no later than I 0:00p.m. Sunday- Thursday and no later than 11 :00 p.m. on Friday and Saturday. The Board fmds 1) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question cannot yield a reasonable return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore



APPROYED AS TO SUBSTANCE



~PPLICANT: Southeast Chicago Soccer, Inc. CAL NO.: 362-07-S

APPEARANCE FOR: Edward Grossman MAP NO.: 24-A

APPEARANCES AGAINST: None MINUTES OF MEETING: September 21,_2007

PREMISES AFFECTED: 10256 S. Avenue N

NATURE OF REQUEST: Application for a special use under Article II of the zoning ordinance for the approval of the location and the establishment of an off site parking lot for 12 private passenger automobiles, in a MI-l Limited Manufacturing/Business Park District, to serve the soccer facility located at 10230'S. Avenue N.


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C) CJ

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THE RESOLUTION:

THE VOTE

BRIAN L CROWE

GIG! McCABE-MIELE

DEMETRIKONSTANTELOS

REVEREND WllFREDO DEJESUS

JONATHAN SWAIN

APFIRMATIVE NEGATIVE ABSENT

X

X

X

X

X

WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on September 21, 2007, after due notice thereof as provided under Section 17-13-0 I 07 A and by publication in the Chicago SunTimes on August 29, 2007; and

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted top establish an off site parking lot for 12 private passenger automobiles to serve the soccer facility located at I 0230 S. Avenue N; the Board fmds 1) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question cannot yield a reasonable return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore

RESOLVED, that the Zoning Board of Appeals, by virtue of the authority conferred upon it, does hereby make a variation in the application of the district regulations of the zoning ordinance and that the aforesaid variation request be and it hereby is granted subject to the following condition(s): The Department ofPlanning and Development recommends approval of the proposed off-site parking lot provided the applicant installs landscaping and fencing in compliance with the Chicago • yndscape Ordinance.



1 ·~ PAGE 9 OF 62 MINUTES

ZONING BOARD OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905 '

~PPLICANT: Brian Miller CAL NO.: 363-07-A

APPEARANCE FOR: James J. Banks MAP NO.: 11-H


PREMISES AFFECTED: 2301 W. Cullom Avenue

NATURE OF REQUEST: Appeal from the decision of the Office of the Zoning Administrator in refusing to allow the mechanical room/stair case enclosure to be set back to 15.69' instead of20' from the building wall in an RS-3 Residential Single-Unit (Detached House) District.


c-.)

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THE RESOUJTION:~ :;

THE VOTE

.BRIAN L. CROWE

GIG! McCABE-MIELE



JONATHAN SWAIN


X

X

X

X

X .




WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby makes the following findings of fact: The appellant in this matter stated that he wishes to locate a mechanical room/ stair case enclosure 15 .69' from the building wall instead ofthe required 20'. The appellant stated that his lot is a substandard lot and is shorter than an average city lot. The appellant's request shall be granted and the decision of the Zoning Administrator is reversed.

)


APPIOIED AS TO SUBSTANCE

--..!<IJI.!?..d-_C ---·CHAif!MAN


'-fPLICANT: Carlos Maldonando CAL NO.: 364-07-A

APPEARANCE FOR: Mark Kupiec MAPNO.: 8-I

APPEARANCES AGAINST: None MINUTES OF MEETING: September 21 ,,2007

PREMISES AFFECTED: 3701 S. Kedzie Avenue

NATURE OF REQUEST: Appeal from the decision of the Office of the Zoning Administratorin refusing to allow the establishment of a non-accessory parking lot without the required landscaping and fencing in an M1-2 Limited Manufacturing/Business Park District. The Department of Zoning maintains that there is ho proof that an off-site parking lot was legally established and therefore fencing and landscaping is now required.

ACTION OF BOARD--THE DECISION OF THE ZONING ADMINISTRATOR

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THE RESOLUTION:

THE VOTE

BRJAN L. CROWE

GIG! McCABE-MIELE

DEMETRJ KONSTANTEWS


JONATHAN SWAIN

APPlRMAnVE NEGATIVE ABSENT

X

X

X -

X

X



WHEREAS, the district maps show that the premises is located in an Ml-2 Limited Manufacturing/Business Park District; and

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby makes the following findings of fact: The appellant stated that he purchased the property from the previous owner and has continued to operate the existing business in the same fashion as the previous owner. The appellant stated that he wishes to continue to operate the business. He stated that his lot is not open to the public and that he leases the spaces on a month to month basis. The appellant also stated that he will comply with the landscape ordinance and provide required landscaping. A permit shall be issued to memorialize this decision.


CHAIRMAN 1

··~ PAGE 11 OF 62 MINUTES

l. ZONING BOARD OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905 .

APPLICANT: Bridgette Dougherty CAL NO.: 365-07-Z

lPPEARANCE FOR: Same MAPNO.: 5-G


PREMISES AFFECTED: 1854 N. Halsted Street

NATURE OF REQUEST: Application for a variation under Article II of the zoning ordinance to permit, in an RT -4 Residential Two-Flat, Townhouse and Multi -Unit District, a proposed 3-story addition to an existing single family residence whose north and south side shall be zero each, the combined side yards shall be zero instead of 5' and to increase the area by 81 sq. ft. more than existed at the time of the ordinance.


THE RESOLUTION:

THE VOTE

BRIAN L CROWE

GIG! McCABE-MIELE



JONATHAN SW ~IN

AfFIRMATIVE NEGATIVE ABSENT

X

X

X

X

X


WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to construct a 3-story addition to an existing single family residence whose north and south side shall be zero each, the combined side yards shall be zero and to increase the area by 81 sq. ft.; the Board finds I) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question cannot yield a reasonable return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore


That all applicable ordinances of the City of Chicago shall be complied with before a permit is issued. )


f3J{_ PAGE 12 OF 62 MINUTES


APPLICANT: Gofam II, LLC CAL NO.: 366-07-Z

\.PPEARANCE FOR: Bernard Citron MAPNO.: 3-1


PREMISES AFFECTED: 2727 W. Crystal Street

NATURE OF REQUEST: Application for a variation under Article 11 ofthe zoning ordinance to permit, in an RS-3 Residential Single-Unit (Detached House) District, an expansion of a non-conforming 3 dwelling unit building with a enclosed 3-story rear porch whose west side yard shall be zero instead of2' and thebombined 5' side yards shall be 3.55'. This enclosed porch will replace a porch previously destroyed by fire. There is no record of a prior rear porch being enclosed.

ACTION OF BOARD-VARIATION qRANTED

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THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE

DEMETRI KONSTANTEWS


JONATHAN SWAIN

APPlllMA'ft'(l! NEGATIVE ABSENT

X

X .

X

X

X


WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to expand a non-conforming 3 dwelling unit building with a enclosed 3-story rear porch whose west side yard shall be zero instead of2' and the combined 5' side yards shall be 3.55'; the Board finds I) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question cannot yield a reasonable return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore

RESOLVED, that the Zoning Board of Appeals, by virtue of the authority conferred upon it, does hereby make a variation in the application of the district regulations of the zoning ordinance and that the aforesaid variation request be and it '>

1ereby is granted subject to the following condition(s):

I

That all applicable ordinances of the City of Chicago shall be complied with before a permit is issued. APPROVED AS TO SUBSTANCE

i '1: PAGE 13 OF 62 MINUTES

CHAIRMAN

t. ZONING BOA~ OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

APPLICANT: Nail Bar Bucktown (Theodora Koutsougeras) CAL NO.: 367-07-S

~PPEARANCE FOR: MAP NO.: 5-H

APPEARANCES AGAINST: MINUTES OF MEETING: September 21, 2007

PREMISES AFFECTED: 1629 N. Milwaukee Avenue

NATURE OF REQUEST: Application for a special use under Article 11 of the zoning ordinance for the approval of the location and the establishment of a nail salon within 1,000 linear feet of another nail salon, barber shop, beauty salon or similar use in a B3-3 Community Shopping District.

ACTION OF BOARD--DISMISSED FOR WANT OF PROSECUTION

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THE VOTE


BRIAN L. CROWE 1--"X~t---l-~--i

GIG! McCABE-MIELE 1--"X~I---l----1

DEMETRI KONSTANTELOS 1--"X~I---l----1


JONATHAN SWAIN

X

X


CHAIRMAN



APPLICANT: John and Laurie Heitz CAL NO.: 368-07-A

.fPEARANCE FOR: Same MAP NO.: 17-M


PREMISES AFFECTED: 7063 N. Mobile Avenue

NATURE OF REQUEST: Appeal from the decision of the Office of the Zoning Administrator in refusing to allow the expansion of a front yard drive way from 16' to 21 '. This expansion will allow parking within the required front yard. The Department of Zoning contends that a 21' driveway/parking pad is not permitted in the front yard in an RS-1 Residential Single-Unit (Detached House) District.


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THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE·MIELE



JONATHAN SWAIN

A.PPUtMATIVE NEGATIVE ABSENT .

X

X

X

X

X




WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby makes the following findings of fact: The Appellant has stated that she suffers from two arthritic knees and has fallen when exiting her automobile. She stated that she needs to have the driveway widened to allow her to exit her auto onto a concrete surface. The Board will allow the appellant to widen the existing driveway only for a distance of twenty feet from her existing garage door. The driveway may be widened to 21 feet from the garage but no further down the drive way. A permit may be obtained to memorialize this decision.


CHAIRMAN l -~


I. ZONING BOARD OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

'

APPLICANT: Jeidner Properties, Inc. CAL NO.: 369-07-Z

JPPEARANCE FOR: Thomas Moore MAP NO.: 15-G


PREMISES AFFECTED: 5623-25 N. Clark Street

NATURE OF REQUEST: Application for a variation under Article 11 of the zoning ordinance to permit, in a B3-3 Community Shopping District, a proposed 4-story 9 dwelling unit and commercial unit building whose residential rear yard shall be zero instead of30'.


L: C)

THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE



JONATHAN SWAIN

APFIRMATIVE NEGATIVE ABSENT

X

X

X

X

X

WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on September 21, 2007, after due notice thereof as provided under Section 17-13-0107A and by publication in the Chicago Sun-Times on August 29, 2007; and

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall construct a 4-story 9 dwelling unit and commercial unit building whose residential rear yard shall be zero; the Board finds 1) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question cannot yield a reasonable return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore




rj}C-PAGE 16 OF 62 MINUTES


MINUTES OF MEJ<iTING: September 21, 2007

CAL NO.: 369-07-Z

•

pursuant to Section 17-10-0500 of the Chicago Zoning Ordinance, the Board hereby makes and sets the following restriction(s) on the applicant and project herein. The developer is hereby prohibited from selling the parking spaces within the subject building to anyone other than a purchaser of one of the condominium units. It is further required that the Condominium Declaration provide, or be amended to provide, that a sale by the developer of a condominium unit is to be the sale of a condominium unit and, at least, one parking space. The Condominium Declaration shall further provide that all subsequent sales of a condominium unit and the parking space(s) included at the initial sale. The condominium unit owners may lease their parking space to persons who are not owners of the condominium units but are prohibited from selling the parking space to anyone other than a subsequent purchaser of their condominium unit. Where there are parking spaces in excess of the number of parking spaces required under the Chicago Zoning ordinance for the number of units within the building, those excess parking spaces shall be designated for use by guests, delivery vehicles and vehicles )'arking for maintenance or service to the building or its owners. Those spaces shall not be designated as limited common elements, but rather, common elements owned and managed by the condominium association for benefit of all the unit owners. This restriction is intended to be a covenant running with the land. Additionally, the applicant is hereby required to record this order before the Variations contained herein becomes effective;

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APPROVED AS TO· SUBSTANCE

) CHAIRMAN


I. ZONING BOA~ OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

APPLICANT:

lPPEARANCE FOR:


PREMISES AFFECTED:

Dean Darrus

1948 N. Elston Avenue

CAL NO.: 370-07-A

MAPNO.: 5-G


NATURE OF REQUEST: Appeal from the decision of the Office of the Zoning Administrator in refusing to allow a business license for a retail use in a PMD 2 Planned Manufacturing District The last limited business license for this address expired on November 15, 2000. The re-establishment of a retail use expires after 18 months when no business license is found.

ACTION OF BOARD--CASE CONTINUED TO DECEMBER 21,2007

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THE VOTE


BRIAN L. CROWE f---"'X'---+-----+---1

GIG! McCABE·MIELE 1---"'X'---1---f---1 DEMETRI KONSTANTELOS 1---"X'---1---f---1 REVEREND WILFREDO DEJESUS 1---"'X'---1---f---1 JONATHAN SWAIN '---"x'---'-----'---'

APPR0¥£0 AS TO SUBSTANCE

CHAIRMAN



APPLICANT:

~PPEARANCE FOR:

Rudy Luciani

Kris Murphy

CAL NO.: 371-07-S

MAPNO.: 7-F


PREMISES AFFECTED: 2903 N. Broadway

NATURE OF REQUEST: Application for a special use under Article 11 of the zoning ordinance for the approval of the location and the establishment of a beauty salon within I ,000 linear feet of another beauty salon, barber shop, nail salon or similar use in a B3-2 Community Shopping District. '


THE VOTE

AFPIRMATIVE NEGATIVE ABSENT

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THE RESOLUTION:

BRIAN L. CROWE

GIG! McCABE·MIELE



JONATHAN SWAIN

X

X .

X

X

X


WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to establish a beauty salon; the testimony of the appraiser was that this business would not have a negative impact on surrounding properties and is in character with the neighborhood: the Board finds I) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent ofthis Zoning Ordinance 3) the property in question cannot yield a reasonable return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore

RESOLVED, that the Zoning Board of Appeals, by virtue of the authority conferred upon it, does hereby make a variation in the application of the district regulations of the zoning ordinance and that the aforesaid variation request be and it hereby is granted subject to the following condition(s): The DepartmentofPlarming and Development recommends approval of the proposed beauty salon.


APPROW.D AS TO SUBSTANCE


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1 .,

ZONING BOA~ OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

APPLICANT: Paul Stojek CAL NO.: 372-07-S

JPPEARANCE FOR: Kris Murphy MAP NO.: 12-I


PREMISES AFFECTED: 5421 S. Kedzie Avenue

NATURE OF REQUEST: Application for a special use under Article 11 of the zoning ordinance for the approval ofthe location and the establishment of a beauty salon within 1,000 linear feet of another beauty salon, barber shop, nail salon or similar use in a B3-1 Community Shopping District.


I --~

C::>

!-·"

THE RESOLUTION:

THE VOTE

BRIAN L CROWE

GIG! McCABE-MIELE



JONATHAN SWAIN


X

X

X

X

X

WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on September 21, 2007, after due notice thereof as provided under Section 17' 13-0 I 07B and by publication in the Chicago SunTimes on August 29, 2007; and

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to establish a beauty salon; the testimony of the appraiser was that this business would not have a negative impact on surrounding properties and is in character with the neighborhood~he Board finds the use complies with all applicable standards ofthis Zoning Ordinance; is in the interest of the public convenience and will not have a significant adverse impact on the general welfare of neighborhood or community; is compatible with the character of the surrounding area in terms of site planning and building scale and project design; is compatible with the character of the surrounding area in terms of operating characteristics, such as hours of operation, outdoor lighting, noise, and traffic generation; and is designed to promote pedestrian safety and comfort; it is therefore

RESOLVED, that the aforesaid special use request be and it hereby is approved and the Zoning Administrator is authorized to permit said special use subject to the following condition(s): The Department of Planning and Development recommends approval of the proposed beauty salon.



CH.: ..



APPLICANT: Edward Cheung CAL NO.: 373-07-S ',,,)

APPEARANCE FOR: Kris Murphy MAPNO.: 5-H


PREMISES AFFECTED: 2222 W. North Avenue

NATURE OF REQUEST: Application for a special use under Article 11 of the zoning ordinance for the approval of the location and the establishnient of a beauty salon within 1,000 linear feet of another beauty salon, barber shop, nail salon or similar use in a B3-2 Community Shopping District. '


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C.:>

I. (_::;

(-_;

( .,

THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE



JONATHAN SWAIN

AI'FlRMATIVE NEGATIVE ABSENT

X

X

X

X

X


WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to establish a beauty salon; the testimony ofthe appraiser was that this business would not have a negative impact on surrounding properties and is in character with the neighborhood:the Board finds the use complies with all applicable standards of this Zoning Ordinance; is in the interest of the public convenience and will not have a significant adverse impact on the general welfare of neighborhood or community; is compatible with the character of the surrounding area in terms of site planning and building scale and project design; is compatible with the character of the surrounding area in terms of operating characteristics, such as hours of operation, outdoor lighting, noise, and traffic generation; and is designed to promote pedestrian safety and comfort; it is therefore




1 ·~

CHAIRMAN


l. ZONING BOA~ OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

APPLICANT: Malbec Partners, Inc. CAL NO.: 374-07-S

' ~PPEARANCE FOR: Thomas W. Conklin Jr. MAPNO.: 7-G


PREMISES AFFECTED: 1433 W. Belmont Avenue

NATURE OF REQUEST: Application for a special use under Article 11 of the zoning ordinance for the approval of the location and the establishment of a liquor store in a B3-2 Community Shopping District.


c ...

)HE RESOLUTION:

THE VOTE

BRIAN L. CROWE

·GIG! McCABE-MIELE

DEMETRJ KONSTANTEWS


JONATHAN SWAIN


X

X

X

X

X

WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on September 21, 2007, after due notice thereof as provided under Section 17 ~ 13-01 07B and by publication in the Chicago SunTimes on August 29, 2007; and

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to establish a liquor store; the Board finds the use complies with all applicable standards of this Zoning Ordinance; is in the interest of the public convenience and will not have a significant adverse impact on the general welfare of neighborhood or community; is compatible with the character of the smTounding area in terms of site planning and building scale and project design; is compatible with the character of the surrounding area in terms of operating characteristics, such as hours of operation, outdoor lighting, noise, and traffic generation; and is designed to promote pedestrian safety and comfort; it is therefore

RESOLVED, that the aforesaid special use request be and it hereby is approved and the Zoning Administrator is authorized to permit said special use subject to the following condition(s): The Department of Planning and Development recommends approval of the proposed liquor store.


) APPROVED AS TO SUBSTANC£

CHAIRMAN



APPLICANT: Robert LaMorte CAL NO.: 375-07-S

\PPEARANCE FOR: Lawrence Lusk MAPNO.: 7-G


PREMISES AFFECTED: 1416 W. Fullerton Avenue

NATURE OF REQUEST: Application for a special use under Article 11 of the zoning ordinance for the approval of the location and the establishment of a beauty salon within 1,000 linear feet of another beauty salon, barber shop, nail salon or similar use in a :83-3 Community Shopping District. •


C) :·· ___ J

" 1

THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE



JONATHAN SWAIN

APFIRMATIVE NEOATIVE ABSENT

X

X .

X

X

X

WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on September 21, 2007, after due notice thereof as provided under Section 17-13-01 07B and by publication in the Chicago Sun-Times on August 29, 2007; and ·

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to establish a beauty salon; the testimony of the appraiser was that the establishment of this business would not have a negative impact on the surrounding property and is in character of the neighborhood; the Board finds the use complies with all applicable standards of this Zoning Ordinance; is in the interest of the public convenience and will not have a significant adverse impact on the general welfare of neighborhood or community; is compatible with the character of the surrounding area in terms of site planning and building scale and project design; is compatible with the character ofthe surrounding area in terms of operating characteristics, such as hours of operation, outdoor lighting, noise, and traffic generation; and is designed to promote pedestrian safety and comfort; it is therefore




1 '! CHAIRMAN



APPLICANT: Adam Velarde CAL NO.: 376-07-Z

.JPPEARANCE FOR: Bernard Citron MAPNO.: 5-G


PREMISES AFFECTED: 2234 N. Halsted Street

NATURE OF REQUEST: Application for a variation under Article 11 of the zoning ordinance to permit, in an RT -4 Residential Two-Flat, Townhouse and Multi-Unit District, a proposed new addition to an existing 2-story single family residence, whose combined side yards shall be 2'-1 0" instead of5' (zero on the south and 2'-1 0" on the

north).


C:)

c.:. c:..: .•

THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE

DEMETRI KONSTANTEWS


JONATHAN SW A,IN


X

X

X

X

X

WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on September 21, 2007, after due notice thereof as provided under Section 17-13-0107 A and by publication in the Chicago SunTimes on August 29, 2007; and.

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to construct an addition to an existing 2-story single family residence, whose combined side yards shall be 2'-10" (zero on the south and 2'-10" on the north); the Board finds 1) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question cannot yield a reasonable return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore



APPROVED AS TO SUUSTAUC£



APPLICANT: Jeffery C. Populorum )

CAL NO.: 377-07-A

APPEARANCE FOR: Same MAPNO.: 7-K

APPEARANCES AGAINST: None MINUTES OF MEETING: September 21, 'f007

PREMISES AFFECTED: 2931 N. Kolmar Avenue

NATURE OF REQUEST: Appeal from the decision of the Office of the Zoning Administrator in refusing to allow a 9 foot high fence at the rear of the property in an RS-3 Residential Single-Unit (Detached House) District.

•


: ... J

-.: ~-

.:; __ ;::-c

' .. , c: ;.

THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE



JONATHAN SWAIN

AFI'IRMATIVE NEGATIVE ABSENT

X

X

X

X

X

WHEREAS, the decision of the Office of the Zoning Administrator rendered, reads: "Application not approved. Requested certification does not conform with the applicable provisions of the Chicago Zoning Ordinance, Title 17 of the Municipal Code of Chicago, specifically, Section 17-13-1200 ." · and



WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby makes the following findings of fact: The appellant in this matter stated that he has constructed a fence that exceeds 6' in height. The appellant stated that the fence needs to be greater than 6' because there are security issues in his neighborhood. The height of the fence shall be permitted to exceed 6' in height provide that any portion of the fence that is greater than 6' in height shall be constructed of a material that light and or air can pass through. The total height of the entire fence may not exceed 8' in height.


1 CHAIRMAN ·~


t. ZONING BOARJ? OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

APPLICANT: Piotr Suiga and Bemadeta Ciapala CAL NO.: 378-07-Z

lPPEARANCE FOR: James J. Banks MAPNO.: 9-0


PREMISES AFFECTED: 3241 N. Oconto Avenue

NATURE OF REQUEST: Application for a variation under Article 11 of the zoning ordinance to permit, in an RS-2 Residential Single-Unit (Detached House) District, a proposed 2-story addition to an existing 1-story single family residence whose front yard shall be 5.10' instead of20', combined side yards shall be 8.74; instead of9.99' (0.54' on the north and 8.2' on the south). ·

ACTION OF BOARD-V ARlATION G~NTED

.: .. ~1 . ·-'

;:_J .:.r :;._:::!:.:

THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE ·



JONATHAN SWI\IN

AFPJRMATIVE NEGATIVE ABSENT

X

X

X

X

X


WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to construct a 2-story addition to an existing !-story single family residence whose front yard shall be 5.10', combined side yards shall be 8.74; (0.54' on the north and 8.2' on the south); the Board finds I) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question cannot yield a reasonable return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore






APPLICANT: Walter Frys CAL NO.: 379-07-A

.PPEARANCE FOR: Same MAPNO.: 3-H


PREMISES AFFECTED: 1041 N. Hermitage Avenue

NATURE OF REQUEST: Appeal from the decision of the Office ofthe Zoning Administratorin refusing to allow the substitution of !-dwelling in a former commercial unit within a 5 dwelling unit building in an RT -4 Residential Two-Flat, Townhouse and Multi-Unit District. There are 2 dwelling units on the 3rd fl'oor, 2 dwelling units on the 2nd floor and one dwelling unit at the rear of the 1st floor.


: .... ~ .. _ __ ,,., :··,..._._

C)

C0 -:_~~ (,;')

.. !

·.'"'·-:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE



JONATHAN.SWAIN


X

X

X

X

X

THE RESOLUTION:


WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on September 21, 2007; and ·

WHEREAS, the district maps show that the premises is located in an RT-4 Residential Two-Flat, Townhouse and Multi-Unit District; and

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby makes the following findings of fact: The appellant wishes to substitute the former commercial use for a residential use. The applicant stated that the commercial unit use to be an old tavern. He wishes to use it as a studio apartment. The appellant will be permitted to substitute the use. The decision of the Zoning Administrator is reversed. A building permit shall be obtained to memorialize this decision.

ll!l'llllftD II fiiiUBSTANCE

)

CHAIRMAN

l ., PAGE 27 OF 62 MINUTES

ZONING BOARD ,OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

APPLICANT: Miles Cole CAL NO.: 380-07-S .. I .• PPEARANCE FOR: Gregory Wilson MAP NO.: 28-F

APPEARANCES AGAINST: Sabrina Gates MINUTES OF MEETING: September 21, 2007

PREMisES AFFECTED: 28 W. 113th Place

NATURE OF REQUEST: Application for a special use under Article 11 ofthe zoning ordinance for the approval of the location and the establishment of a transitional shelter for 8 people in an RS-3 Residential SingleUnit (Detached House) District.


': __ i --·_l

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·.<~?-= -: .. _(_) .- :,::-.)

L0 ?:-:'1 r"") .. -· ::0 .. I

THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE



JONATHAN SWAIN

APFIRMA'rlVE NEGATIVE ABSENT

X .

X

X

X

X


WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the objector in this matter stated that she is concerned about the amount of shelters that are in the area. She stated that she felt that there is an over abundance oflike facilities in close proximity to her property; the testimony of the appraiser was that there would not be a negative impact on the surrounding community and that the proposed facility is in character with the neighborhood; the applicant shall be permitted to establish a transitional shelter for 8 people; the Board finds the use complies with all applicable standards of this Zoning Ordinance; is in the interest of the public convenience and will not have a significant adverse impact on the general welfare of neighborhood or community; is compatible with the character of the surrounding area in terms of site planning and building scale and project design; is compatible with the character of the surrounding area in terms of operating characteristics, such as hours of operation, outdoor lighting, noise, and tr·affic generation; and is designed to promote pedestrian safety and comfort; it is therefore

RESOLVED, that the aforesaid special use request be and it hereby is approved and the Zoning Administrator is authorized to permit said special use subject to the following condition(s): The Department of Planning and Development recommends approval of the proposed transitional shelter for eight people.

) That all applicable ordinances of the City of Chicago shall be complied with before a permit is issued;

llPIOIID AS TO SUBSTANCE

PAGE 28 OF 62 MINUTES {j d-e__ -·

Ct'."·' · • '-~:1


APPLICANT: Banco Popular North America CAL NO.: 381-07-S

i ,,_PPEARANCE FOR: David Meek MAP NO.: 6-J

APPEARANCES AGAINST: None MINUTES OF MEETING: September 21, (.007

PREMISES AFFECTED: 3220 W. 26th Street

NATURE OF REQUEST: Application for a special use under Article 11 of the zoning ordinance for the approval of the location and the establishment of a banking facility with drive thru facility in an B3-2 Community Shopping District. •


... .I ___ _)

.. ~.-

;,_;_::.:;; ;, .. _;_ <(

THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE



JONATHAN SWAIN


X

X

X

X

X


WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to establish a banking facility with a drive thru facility; the Board finds the use complies with all applicable standards of this Zoning Ordinance; is in the interest of the public convenience and will not have a significant adverse impact on the general welfare of neighborhood or community; is compatible with the character of the surrounding area in terms of site planning and building scale and project· design; is compatible with the character of the surrounding area in terms of operating characteristics, such as hours of operation, outdoor lighting, noise, and traffic generation; and is designed to promote pedestrian safety and comfort; it is therefore

RESOLVED, that the aforesaid special use request be and it hereby is approved and the Zoning Administrator is authorized to pem1it said special use subject to the following condition(s): The Department of Planning and Development recommends approval of the proposed drive thru facility; provided construction is consistent with the layout and design as illustrated on the site plan and elevation drawings prepared by JTS Architects, dated May 15, 2007, and provided the final landscape plan is approved by the Department of Planning and Development.



I -~

CHAIRMAN PAGE 29 OF 62 MINUTES

'i

)


APPLICANT: Tim Philbin CAL NO.: 382-07-A

APPEARANCE FOR: Thomas Moore MAP NO.: 11-J


PREMISES AFFECTED: 3345 W. Cuyler Avenue

NATURE OF REQUEST: Appeal from the decision of the Office of the Zoning Administrator in refusing to allow a garage to exceed the allowable height an accessory building in an RS-3 Residential Single-Unit (Detached House) District. The height of the garage shall be 18'-8" instead of15' with allowable area is 921 sq. ft. This 2-story garage has contains 1,713 sq. ft. which is 792 sq. ft. over the area allowed by ordinance authority.

ACTION OF BOARD--THE DECISION OF THE ZONING ADMINISTRATOR IS AFFIRMED

___ )

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(./.)

. ' .. ) ·.:~ (:;)

'

THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE

DEMETRI KGNSTANTELOS

REVEREND WILFREDG DEJESUS

JONATHAN SWAIN

AI'I'IRMATIVE NEGATIVE AflSENT

X

X

X

X

X

WHEREAS, the decision of the Office of the Zoning Administrator rendered, reads: "Application not approved. Requested cextiJkation does not conform with the applicable provisions of the Chicago Zoning Ordinance, Title 17 of the Municipal Code of Chicago, specifically, Section 17-13-1200 ." and



WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby makes the following findings of fact: The Board finds that appellant has demolished an existing non-conforming garage and constructed a new garage that is 18'-8" in height without permits. Pursuant section to 17-9-020 1-E, No accessory building or structure located in a required rear setback may exceed 15 feet in height. The Board will not overrule the decision of the Zoning Administrator. The accessory building exceeds the permitted height of 15 feet. The structure should be lowered to conform to the code height of 15'. This work shall be performed with a building permit. The decision o f the Zoning Administrator is affirmed.


~)C CHAIRMAN



APPLICANT: Tim Philbin CAL NO.: 383-07-Z

APPEARANCE FOR: Thomas Moore MAP NO.: ll-J

i APPEARANCES AGAINST: None MINUTES OF MEETING:

September 21, 2007 PREMISES AFFECTED: 3345 W. Cuyler Avenue

NATURE OF REQUEST: Application for a variation under Article 11 of the zoning ordinance to permit, in an RS-3 Residential Single-Unit (Detached House) District, 2-story accessory building whose total combined side yard shall be 3.97' (.9" on the west and 3.22' on the east) instead of7.5'.

ACTION OF BOARD-VARIATION DENIED

. , _ _1 _____ ,

. : -~ .. C.)

. ·' { •')

' .. (::)

)THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE

DEMETRl KONSTANTELOS


JONATHAN SWAIN


X

X

X

X

X

WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on September 21, 2007, after due notice thereof as provided under Section 17-13-0107A and by publication in the Chicago Sun-Times on August 29, 2007; and

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the Board has affirmed the decision of the Zoning Administrator in Cal. No. 382-07-A. The applicants appeal was denied therefore the request for variation is also denied; the Board finds 1) strict compliance with the regulations and standards of this Zoning Ordinance would not create practical difficulties or particular hardships for the subject property; 2) the requested variation is not consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question can yield a reasonable return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are not due to unique circumstances and are generally applicable to other similarly situated property; and 5) the variation, if granted will alter the essential character of the neighborhood; it is therefore

RESOLVED, that the Zoning Board of Appeals, by virtue of the authority conferred upon it, does hereby deny a variation in the application of the district regulations of the zoning ordinance and that the aforesaid variation request be denied.

~PROVED AS TO SUBSTJ.\I!CE

) ----"~~d-~---.. CHAIHMAi'l


t. ZONING BOA:RD ,OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

APPLICANT: Clayton D. Root CAL NO.: 384-07-A

APPEARANCE FOR: MAP NO.: 5-I

APPEARANCES AGAINST: MINUTES OF MEETING: September 21, 2007

PREMISES AFFECTED: 1701 N. Campbell Avenue

NATURE OF REQUEST: Appeal from the decision of the Office of the Zoning Administrator in refusing to allow the substitution of a 1st floor commercial space for !-dwelling unit. The property contains 3 dwelling units (2 dwelling units on the 2nd floor and 1 dwelling unit at the 1st floor rear) in an RT-4 Residential Two-Flat, Townhouse and Multi-Unit District.

ACTION OF BOARD--CASE CONTINUED TO OCTOBER 19,2007

THE VOTE


BRIAN L. CROWE t--"X~t----t----1

GIG! McCABE-MIELE t--"X~t----1----1

DEMETRI KONSTANTEWS t--"X~t----1----1

REVEREND WILFREDO DEJESUS t--"X~t----1----1

JONATHAN SWAIN '---"X~.__..,..._ _ ____,

..... ! . ___ !

:· .. ~ ·< ,·)_---

' ,, 'I\I'I'IIOVDI AS TO SUBStt.K&E

~'J.C . -----"'--· .. {,: •• 1;.;\1~11

)



APPLICANT:

1 ,-,i'PEARANCE FOR:

1770 Wilson, LLC CAL NO.: 385-07-Z

Jessica Boudreau MAP NO.: 11-H

APPEARANCES AGAINST: None MINUTES OF MEETING: September 21, ~007

PREMISES AFFECTED: 4601 N. Ravenswood Avenue/1762-76W. Wilson Avenue

NATURE OF REQUEST: Application for a variation under Article 11 of the zoning ordinance to permit, in a B3-3 Community Shopping District, a proposed 4-story 24 dwelling unit with commercial spaces which will eliminate the one required loading berth. '


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__ , __ (_)

. ,~-~ t:J . ~ _ _:.)

: (.') I

. ( ___ ;

THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE



JONATHAN SWAIN

AFI'IRMATIVE NEGATIVE ABSENT

X

X

X

X

X


WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to construct a 4-story 24 dwelling unit building and connnercial spaces. The applicant will also be permitted to eliminate one required loading berth. Two of the units will be CPAN units; the Board finds I) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question cannot yield a reasonable return if permitted to be used only in accordance with the standards ofthis Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore

RESOLVED, that the Zoning Board of Appeals, by virtue of the authority conferred upon it, does hereby make a variation in the application ofthe district regulations of the zoning ordinance and that the aforesaid variation request be and it hereby is granted subject to the following condition(s):



1 -~

CHAIRMAN PAGE 33 OF 62 MINUTES

l. ZONING BOARD, OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905


CAL NO.: 385-07-Z

pursuant to Section 17-10-0500 of the Chicago Zoning Ordinance, the Board hereby makes and sets the following restriction(s) on the applicant and project herein. The developer is hereby prohibited from selling the parking spaces within the subject building to anyone other than a purchaser of one of the condominium units. It is further required that the Condominium Declaration provide, or be amended tq provide, that a sale by the developer of a condominium unit is to be the sale of a condominium unit and, at least, one parking space. The Condominium Declaration shall further provide that all subsequent sales of a condominium unit and the parking space(s) included at the initial sale. The condominium unit owners may lease. their parking space to persons who are not owners of the condominium units but are prohibited from selling the parking space to anyone other than a subsequent purchaser of their condominium unit. Where there are parking spaces in excess of the number of parking spaces required under the Chicago Zoning ordinance for the number of units within the building, those excess parking spaces shall be designated for use by guests, delivery vehicles and vehicles parking for maintenance or service to the building or its owners. Those spaces shall not be designated as limited common

pments, but rather, common elements owned and managed by the condominium association for benefit of all the unit owners. This restriction is intended to be a covenant running with the land. ·Additionally, the applicant is hereby required to record this order before the Variations contained herein becomes effective;

)

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appROYED AS TO SUBSTANCE

~yt p CHAIRMAN



APPLICANT:

.2PPEARANCE FOR:


PREMISES AFFECTED:

Julia Ugarte

627 W. 18th Street

CAL NO.: 386-07-A

MAPNO.: 4-F


NATURE OF REQUEST: Appeal from the decision of the Office of the Zoning Administrator in refusing to allow the substitution of a dwelling unit on the 1st floor for a commercial unit There is a 2nd dwelling unit on the 2nd floor in an RT-4 Residential Two-Flat, Townhouse and Multi-Unit District. '

ACTION OF BOARD--CASE CONTINUED TO NOVEMBER 16, 2007

)

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THE VOTE

APPIRMATIVE NEGATIVE ABSENT

BRIAN L CROWE f--"'X~f--+--1

GIG! McCABE-MIELE f--"'X'----.f--+--1

DEMETRI KONSTANTEWS f--"'X~t--+--1

REVEREND WILFREDO DEJESUS f--"'X'--'-f--+--1

JONATHANSWAIN L--"'X~L---L-__J


CHAIRMAN


ZONING BOA:RD,OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

APPLICANT: 36 N. Menard, LLC CAL NO.: 387-07-A

) .• PPEARANCE FOR: Richard Toth MAPNO.: 1-M


PREMISES AFFECTED: 36-50 N. Menard Avenue

NATURE OF REQUEST: Appeal from the decision of the Office of the Zoning Administrator in refusing to allow the establishment of 59 dwelling unit with an existing building with only 57 accessory off-site parking spaces in an RM-5 Residential Multi-Unit District.

ACTION OF BOARD--THE DECISIO:t-J,OF THE ZONING ADMINISTRATOR IS REVERSED

'_, t'i THE VOTE .·_J .•

<f ,,,

THE RESOLUTION:

BRIAN L. CROWE

GIG! McCABE-MIELE



JONATHAN SWAIN

AFFiRMATIVE NEGATIVE ABSENT

X

X

X

X

X


WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on September21, 2007; and

WHEREAS, the district maps show that the premises is located in an RM-5 Residential Multi-Unit District; and

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby makes the following findings of fact: The appellant stated that he wishes to establish 59 dwelling units in an existing building. The appellant stated that he will provide 57 non-required parking spaces at 2 off site parking lots. The appellant will be permitted to establish 59 dwelling units in the existing building with 57 off site non-required parking spaces which will be deeded to the owners of the condominium units. The decision of the Zoning Administrator is reversed.


f):;e-CHAIRMAN



APPLICANT: 36 N.Menard, LLC CAL NO.: 388-07-S

I APPEARANCE FOR: Richard Toth MAPNO.: 1-M

APPEARANCES AGAINST: Joseph Woods, Neomi Strong MINUTES. OF MEETING: September 21, 2007

PREMISES AFFECTED: 17 N. Mayfield Avenue

NATURE OF REQUEST: Application for a special use under Article 11 of the zoning ordinance for the approval of the location and the establishment of an accessory off site parking lot for 27 private passenger automobiles, in a B 1-1 Neighborhood Shopping District, to serve the building located at 36-50 N. Menard.


THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE



JONATHAN SWAIN


X

X

X

X

X


WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the objectors in this matter stated that they are concerned about the lack of parking in the area they stated that most of the residents of the condominium have more than one automobile; the objectors also stated that people that do not live on their block take most of the parking spaces; the applicant shall be permitted to establish an off site parking lot for 27 private passenger automobiles to serve the building that is located at 36- 50 N. Menard; the applicant shall install all necessary equipment to maintain landscaping; all spaces must be deeded to condominium owners; the Board finds the use complies with all·applicable standards of this Zoning Ordinance; is in the interest of the public convenience and will not have a significant adverse impact on the general welfare of neighborhood or community; is compatible with the character of the surrounding area in terms of site planning and building scale and project design; is compatible with the character of the surrounding area in terms of operating characteristics, such as hours of operation, outdoor lighting, noise, and traffic generation; and is designed to promote pedestrian safety and comfort; it is therefore

RESOLVED, that the aforesaid special use request be and it hereby is approved and the Zoning Administrator is authorized to permit said special use subject to the following condition(s): The Department of Planning and Development recommends approval of the off-site parking lot, provided construction is consistent with the layout illustrated on the site plan !Prepared by Swiss Design Group Ltd., Architects dated September 19,2001.

j

That all applicable ordinances of the City of Chicago shall be complied with before a permit is issued; APPROVED AS TO SUBSTANCE



APPLICANT: 36 N.Menard, LLC CAL NO.: 389-07-Z

I -~PPEARANCE FOR: Richard Toth MAPNO.: 1-M

APPEARANCES AGAINST: Joseph Woods, Neomi Strong MINUTES OF MEETING: September 21,2007

PREMISES AFFECTED: 17 N. Mayfield Avenue

NATURE OF REQUEST: Application for a variation under Article 11 of the zoning ordinance to permit, in a Bl-1 Neighborhood Shopping District, the establishment of an accessory off-site parking lot for 27 private passenger automobiles whose front yard shall be 7' instead of 20'.


. :::::::

THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE



JONATHAN SWAIN


X

X

X

X

X

WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on September 21, 2007, after due notice thereofas provided under Section 17-13-0107 A and by publication in the Chicago SunTimes on August 29, 2007; and

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the objectors in this matter stated that they are concerned about the lack of parking in the area they stated that most of the residents of the condominium have more than one automobile; the objectors also stated that people that do not live on their block take most of the parking spaces; the applicant shall be permitted to establish an accessory off-site parking lot for 27 private passenger automobiles whose front yard shall be 7'; the applicant shall install all necessmy equipment to maintain landscaping; all spaces must be deeded to condominium owners; the Board finds I) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question cannot yield a reasonable return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore

RESOLVED, that the Zoning Board of Appeals, by virtue of the authority conferred upon it, does hereby make a variation in the application of the district regulations of the zoning ordinance and that the aforesaid variation request be and it ·;ereby is granted subject to the following condition(s):

That all applicable ordinances of the City of Chicago shall be complied with before a permit is issued. APPROVED AS TO SUISTANCE



APPLICANT: 36 N. Menard, LLC CAL NO.: 390-07-S

) .• PPEARANCE FOR: Richard Toth MAPNO.: 1-M

APPEARANCES AGAINST: Joseph Woods, Neomi Strong MINUTES OF MEETING: September 21, ';.007

PREMISES AFFECTED: 35 N. Menard Avenue

NATURE OF REQUEST: Application for a special use under Article 11 of the zoning ordinance for the approval of the location and the establishment of an accessory off site parking lot for 32 private passenger automobiles, in a B 1-1 Neighborhood Shopping District, to serve the building located at 36-50 N.'Menard.


·_j

.:.:<-.. :J.:

C-.!

THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE


REVEREND WJLFREDO DEJESUS

JONATHAN SWAIN

~TIVE NEGATIVE ABSI!NT

X

X

X

X

X

WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on September 21, 2007, after due notice thereof as provided under Section 17-13-01 07B and by publication in the Chicago Suit-Times on August 29, 2007; and ·

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the objectors in this matter stated that they are concerned about the lack of parking in the area; they stated that most of the residents of the condominium have more than one automobile; the objectors also stated that people that do not live on their block take. most of the parking spaces; the applicant shall be permitted to establish an off site parking lot for 32 private passenger automobiles to serve the building located at 36-50 N. Menard; the applicant shall install all necessary equipment to maintain landscaping; all spaces must be deeded to condominium owners; the Board finds the use complies with·all applicable standards of this Zoning Ordinance; is in the interest of the public convenience and will not have a significant adverse impact on the general welfare of neighborhood or community; is compatible with the character of the surrounding area in terms of site planning and building scale and project design; is compatible with the character of the surrounding area in terms of operating characteristics, such as hours of operation, outdoor lighting, noise, and traffic generation; and is designed to promote pedestrian safety and comfort; it is therefore

RESOLVED, that the aforesaid special use request be and it hereby is approved and the Zoning Administrator is authorized to permit said special use subject to the following condition(s): The Department of Planning and Development recommends approval of the off-site parking lot, provided construction is consistent with the layout illustrated on the site plan xepared by Swiss Design Group Ltd., Architects dated September 19,2001.


1 '!



(J-:>C-

I. ZONING BOA:RD ,OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

APPLICANT:

jPEARANCE FOR:


PREMISES AFFECTED:

36 N. Menard, LLC

Richard Toth

Joseph Woods, Neomi Strong

35 N. Menard Avenue

CAL NO.: 391-07-Z

MAPNO.: 1-M


NATURE OF REQUEST: Application for a variation under Article 11 of the zoning ordinance to permit, in a B 1-1 Neighborhood Shopping District, the establishment of an accessory off-site parking lot for private passenger automobiles whose front yard shall be 7' instead of20' and to reduce the combined side yards to zero (zero north and zero south) instead of 10'.


..... ,

, .. _ f.:.:.•

' ,

THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE



JONATHAN SWAIN

AffiRMATIVE NEGATIVE ABSENT

X

X

X

X

. X


WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the objectors in this matter stated that they are concerned about the lack of parking in the area; they stated that most of the residents of the condominium have more than one automobile; the objectors also stated that people that do not live on their block take most of the parking spaces; the applicant shall be permitted to establish an accessory off-site parking lot for private passenger automobiles whose front yard shall be 7' and to reduce the combined side yards to zero (zero north and zero south); the applicant shall install all necessary equipment to maintain landscaping; all spaces must be deeded to condominium owners; the Board finds I) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question cannot yield a reasonable return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore

RESOLVED, that the·zoning Board of Appeals, by virtue of the authority conferred upon it, does hereby make a )ariation in the application of the district regulations of the zoning ordinance and that the aforesaid variation request be and it

... tiereby is granted subject to the following condition(s):

That all applicable ordinances of the City of Chicago shall be complied with before a j)ermit is issued. APPROVED AS TO SUBSTANCE



APPLICANT: Yolanda L. Cuevas CAL NO.: 392-07-S

\ i>PEARANCE FOR: Same MAPNO.: 9-H

APPEARANCES AGAINST: None MINUTES OF MEETING: September 21, f-007

PREMISES AFFECTED: 1821-23 W. Irving Park Road

NATURE OF REQUEST: Application for a special use under Article 11 oftbe zoning ordinance for the approval of the location and the establishment of a beauty salon within 1,000 linear feet of another beauty salon, barber shop, nail salon or similar use in a B3-2 Community Shopping District. •


.,. __ J

THE RESOLUTION:

THE VOTE

BRIAN L CROWE

GIG! McCABE·MlELE



JONATHAN SWAIN

APPIRMATIVE NEGATIVE ABSENT

X

X

X

X

X

WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on September 21, 2007, after due notice thereof as provided under Section 17-13-0107B and by publication in the Chicago SunTimes on August 29, 2007; and

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to establish a beauty salon; the testimony of the appraiser was that the use is compatible with the community and is not out of character with the surrounding neighborhood; the Board finds the use complies with all applicable standards ofthis Zoning Ordinance; is in the interest of the public convenience and will not have a significant adverse impact on the general welfare of neighborhood or community; is compatible with the character of the surrounding area in terms of site planning and building scale and project design; is compatible with the character of the surrounding area in terms of operating characteristics, such as hours of operation, outdoor lighting, noise, and traffic generation; and is designed to promote pedestrian safety and comfort; it is therefore

RESOLVED, that the aforesaid special use request be and it hereby is approved and the Zoning Administrator is authorized to permit said special use subject to the following condition(s): The department of Planning and Development recommends approval of the proposed beauty salon.


) APPROIID AS TO SUBSTANCE

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APPLICANT: Heriberto Ibarra CAL NO.: 393-07-Z

)PPEARANCE FOR: James J. Banks MAP NO.: 3-J


PREMISES AFFECTED: 1451-53 N. Hamlin Avenue

NATURE OF REQUEST: Application for a variation under Article 11 of the zoning ordinance to permit, in an RT -3.5 Residential Single-Unit (Detached House) District, the division of an improved zoning lot. The existing single family residence at 1453 N. Hamlin shall have a zero north and zero south side yard and one required parking

space.


.!-1

THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCAB&MIELE



JONATHAN SWAIN

AFPIRMATIV£ NEGATIVE ABSENT

X

X

X

X

X


WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to divide an improved zoning lot; the existing house will have sides yards that are zero on the north and zero on the south; the existing house will also have one required parking space; the Board finds I) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question carmot yield a reasonable return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are. due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore

RESOLVED, that the Zoning Board of Appeals, by virtue of the authority conferred upon it, does hereby make a · variation in the application ofthe district regulations of the zoning ordinance and that the aforesaid variation request be and it

hereby is granted subject to the following condition(s):





APPLICANT: Evans Property Development LLC CAL NO.: 394-07-Z .\

;PPEARANCE FOR: James J. Banks MAP NO.: 16-E


PREMISES AFFECTED: 6514-16 S. Evans Avenue

NATURE OF REQUEST: Application for a variation under Article 11 of the zoning ordinance to permit, in an RT-4 Residential Two-Flat, Townhouse and Multi-Unit District, a proposed 3-story 6 dwelling unit building whose minimum lot area shall be 5,850 sq. ft. instead of 6,000 sq. ft.. '


·--_j

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'.) ___ ... .-:· ,.~. i-·-

·-L (..) . < ... )

----- (D

:-_~-,~ ~~ , ___ ;

THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIGI McCABE-MIELE



JONATHAN SWAIN


X

X

X

X

X


WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to construct a 3 story 6 dwelling unit building whose minimum Jot area shall be 5,850 sq. ft.; the Board finds 1) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question cannot yield a reasonabie return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore

RESOLVED, that the Zoning Board of Appeals, by virtue of the authority conferred upon it, does hereby make a variation in the application of the district regulations of the zoning ordinance and that the aforesaid variation request be and it hereby is granted subject to the following condition(s): ·



I Od-e ., PAGE 43 OF 62 MINUTES

ZONING BOARD, OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

APPLICANT: Jennifer Gordon CAL NO.: 395-07-Z \

.... PPEARANCE FOR: James J. Banks MAPNO.: 9-H


PREMISES AFFECTED: 3711 N. Hermitage Avenue

NATURE OF REQUEST: Application for a variation under Article 11 of the zoning ordinance to permit, in an RS-3Residential Single-Unit (Detached House) District, a proposed !-story bay front porch projection and 2nd floor addition to a single family residence whose front yard shall be 5' instead of 12.26', the combined side yards shall be 2'-7" (zero on the north and 2'-7" on the south) instead of5' and to allow a masonry wall at the front porch to be 6' high.


!·-

·. :::r: v···l

THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE


REVEREND WILF!lliDO DEJESUS

JONATHAN SWAIN


X

X

X

X

X

WHEREAS, a public hearing was held on this application by tbe Zoning Board of Appeals at its regular meeting held on September 21, 2007, after due notice thereof as provided under Section 17-13-0 I 07 A and by publication in the Chicago SunTimes on August 29, 2007; and

WHEREAS, the Zoning Board of Appeals, having fully heard tbe testimony and arguments of the parties and being fully advised in the premises, hereby finds tbe following; the applicant shall be permitted to construct a !-story bay front porch projection and 2nd floor addition to a single family residence whose front yard shall be 5', the combined side yards shall be 2'-7" (zero on the north and 2'-7" on the south) and to allow a masonry wall at.the front porch to be 6' high; the Board finds I) strict compliance with the regulations and standards of tbis Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with tbe stated purpose and intent of tbis Zoning Ordinance 3) the property in question cannot yield a reasonable return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) tbe variation, if granted will not be alter the essential character of the neighborhood; it is therefore

RESOLVED, that the Zoning Board of Appeals, by virtue of the autbority conferred upon it, does hereby make a variation in the application of the district regulations of the zoning ordinance and that the aforesaid variation request be and it )ereby is granted subject to the following condition(s):


APPROVED AS TO SIBSTANCt

PAGE 44 OF 62 MINUTES IJd-l ---:....::--,-· . :: "."."'<.

I. ZONING BOA~ OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

APPLICANT:

_l>PEARANCE FOR:


PREMISES AFFECTED:

Ballydangan Developers LLC

2478-2502 N. Clyboum Avenue

CAL NO.: 396-07-Z

MAPNO.: 7-H


NATURE OF REQUEST: Application for a variation under Article 11 of the zoning ordinance to permit, in an RM-5 Residential Multi-Unit District, a proposed 4-story 27 dwelling nnit building whose south west rear yard shall be 8'-11" instead of 35'-8".

ACTION OF BOARD--CASE CONTINUED TO NOVEMBER 16, 2007

c:::

)

THE VOTE

AFI'JRMATIVE NEGATIVE ABSENT

BRIAN L. CROWE l-.f2X'--t--+---i

GIG! McCABE-MIELE l-.f2X'--t--+---i

DEMETRI KONSTANTELOS l-.f2X'--t--+---i

REVEREND WILFREDO DEJESUS l-.f2Xc..._t--+---i

JONATHAN SWAIN L-.f2Xc..._L-_ _L _ __j




APPLICANT: Sexy Nails, Inc . CAL NO.: 397-07-S . · I

r<PPEARANCE FOR: Jeny Tran MAP NO.: 12-M

APPEARANCES AGAINST: None MINUTES OF MEETING: September 21, f-007

PREMISES AFFECTED: 5903 S. Archer Avenue

NATURE OF REQUEST: Application for a special use under Article 11 of the zoning ordinance for the approval of the location and the establishment of a nail salon within 1,000 linear feet of another nail salon, barber shop, beauty salon or similar use in a B3-l Community Shopping District. '


r·· ... J

r·::.:· •• , ••• 1

),oM

··_~;>-<:(

•.;.., 1-- (•.

THE VOTE

AFFlRMATIVE

BRIAN L. CROWE X

GIG! McCABE-MIELE X

DEMETRI KONSTANTELOS X

REVEREND WILFREDO DEJESUS X

JONATHAN SWAIN X

NEGATIVE ABSENT


WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to establish a nail salon; the testimony of the appraiser was that the use is compatible with the neighborhood and will not have a negative impact on the surrounding community; the Board finds the use complies with all applicable standards of this Zoning Ordinance; is in the interest of the public convenience and will not have a significant adverse impact on the general welfare of neighborhood or community; is compatible with the character of the surrounding area in terms of site planning and building scale and project design; is compatible with the character of the surrounding area in terms of operating characteristics, such as hours of operation, outdoor lighting, noise, and traffic generation; and is designed to promote pedestrian safety and comfort; it is therefore

RESOLVED, that the aforesaid special use request be and it hereby is approved and the Zoning Administrator is authorized to permit said special use subject to the following condition(s): The Department of Planning and Development recommends approval of the proposed nail salon.





APPLICANT: Concept Developers CAL NO.: 398-07-Z

'1>PEARANCE FOR: Jessica Boudreau MAPNO.: 4-E


PREMISES AFFECTED: 1340 S. Michigan Avenue

NATURE OF REQUEST: Application for a variation under Article 11 of the zoning ordinance to permit, in a DX-7 Downtown Mixed-Use District, a proposed 2-story addition to an existing 7-story building whose rear yard set back shall be zero instead of30'. An additional5 dwelling units will be added to total 53 dwelling units and 37 parking spaces.

ACTION OF BOARD-V ARlATION GRANTED

J; . ....J ·,_!

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<(

.;,,.,.1 ···-.J

THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE



JONATHAN SWAjN


X

X

X

X

X

WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on September 21, 2007, after due notice thereof as provided under Section 17-13-0 I 07 A and by publication in the Chicago Sun-· Times on August 29, 2007; and

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to construct a 2-story addition to an existing 7-story building whose rear yard set back shall be zero. An additional 5 dwelling units will be added to total 53 · dwelling units and 3 7 parking spaces; parking spaces may be deeded only to owners of units in the building; the Board finds I) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question cannot yield a reasonable return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore

RESOLVED, that the Zoning Board of Appeals, by virtue of the authority conferred upon it, does hereby make a variation in the-application of the district regulations of the zoning ordinance and that the aforesaid variation request be and it hereby is granted subject to the following condition(s):

_ ) That all applicable ordinances of the City of Chicago shall be complied with before a permit is issued.



fb )(_.


APPLICANT: Jacqueline Verrilli CAL NO.: 399-07-A .,1

•• PPEARANCE FOR: Mark Kupiec MAPNO.: 1-H

APPEARANCES AGAINST: None MINUTES OF MEETING: September 21, 'f007

PREMISES AFFECTED: 1850 W. Erie Street

NATURE OF REQUEST: Appeal from the decision ofthe Office of the Zoning Administrator in refusing to allow the floor area to be increased. An RS-3 Residential Single-Unit (Detached House) District allows 2,672 sq. ft. to be established. The applicant wants to add a 2-story addition for a total of3,034 sq. ft. which is 361 sq. ft. more than allowed.


··, ... .J ~.!

' c::._ ')-. :<~~-

r

THE RESOLUTION:

THE VOTE

BRIAN L CROWE

GIG! McCABE-MIELE



JONATHAN SWAIN

APFIRMATIVI! NEGATIVE ABSENT

X

X

X

X .

X




WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby makes the following findings of fact: The appellant wishes to add a 2 story rear addition to an existing single family residence. The addition would increase the amount of permitted square footage to 3,034.sq. ft which is 361 sq. ft more that what is permitted. The appellant stated that the rear addition was in need of repair. The appellant shall be permitted to increase the square footage to 3,034 square feet. The decision of the Zoning Administrator is reversed. A building permit is required to memorialize this decision.


___ _(J_.fl_ i ·~



APPLICANT: Jacqueline Verrilli CAL NO.: 400-07-Z

/ .~PEARANCE FOR: Mark Kupiec MAPNO.: 1-H


PREMISES AFFECTED: 1850 W. Erie Street

NATURE OF REQUEST: Application for a variation under Article 11 of the zoning ordinance to permit, in an RS-3 Residential Single-Unit (Detached House) District, a proposed 2-story rear addition to an existing 2-story single fami1yresidence (the base will be excavated to below grade) whose combined side yards shall be 2.78' (.64 on the west and 2.14 on the east) with neither yard less than 2'.


•' .... J ..... J

. ~-.. I <t: :·.'. .. ::.c f)_ .....

. _._<.{~

-:_::;_~(..) ... tD

T~~~ . I r:·::

THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE·MIELE



JONATHAN SWAIN


X

X

X

X

X


WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to construct a 2-story rear addition to an existing 2-story single family residence (the base will be excavated to below grade) whose combined side yards shall be 2.78' (.64 on the west and 2.14 on the east); the Board finds 1) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question cannot yield a reasonable return if permitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore






APPLICANT: Ferrer, Inc. CAL NO.: 401-07-S

) ,...PPEARANCE FOR: Jesus Ferrer MAP NO.: 26-A

APPEARANCES AGAINST: None MINUTES OF MEETING: September 21,;W07

PREMISES AFFECTED: 3309 E. 1 06th Street

NATURE OF REQUEST: Application for a special use under Article 11 of the zoning ordinance for the approval of the location and the establishment of a proposed fast food restaurant with drive thru facility in a Ml-1 Limited Manufacturing/Business Park District. '


: ___ ]

( ·, <,.,l

r··--' ' '··'

THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE-MIELE

DEMETRl KONSTANTELOS


JONATHAN SWAIN

APFIRMATIVI! NEGATIVE ABSENT

X

X

X

X .

X .


WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to establish a restaurant with a drivethru facility; the Board finds the use complies with all applicable standards of this Zoning Ordinance; is in the interest of the public convenience and will not have a significant adverse impact on the general welfare of neighborhood or community; is compatible with the character of the surrounding area in terms of site planning and building scale and project design; is compatible with the character of the surrounding area in terms of operating characteristics, such as hours of operation, outdoor lighting, noise, and traffic generation; and is designed to promote pedestrian safety and comfort; it is therefore

RESOLVED, that the aforesaid special use request be and it hereby is approved and the Zoning Administrator is ·authorized to permit said special use subject to the following condition(s): The Department of Planning and Development recommends approval of the proposed drive-thru facility, provided construction is consistent with the layout and design as illustrated on the site plan and elevation drawings prepared by Xenos & Associates, Ltd., dated September 20, 2007, and provided the final landscape plan is approved by the department of Planning and Development



(jJ-(


I. ZONING BOARD,OF APPEALS, CITY OF CHICAGO, CITY HALL, ROOM 905

APPLICANT: Leonard DiCristofano CAL NO.: 402-07-A

. _hEARANCE FOR: Thomas Pikarski MAP NO.: 17-0


PREMISES AFFECTED: 6487-6505 N. Notihwest Highway

NATURE OF REQUEST: Appeal from the decision of the Office of the Zoning Administrator in refusing to allow a driveway to be accessed from Northwest Highway. The applicant wishes to construct a 4-story 36 dwelling unit building. Section 17-2-0402A & B states all off-street parking must be accessed of an abutting alley unless the zoning lot lacks access to an improved alley in an RM-4.5 Residential Multi-Unit District.

ACTION OF BOARD--THE DECISION OF THE ZONING ADMINISTATOR IS REVERSED

... ::: ~.;~ =~-=

THE RESOLUTION:

THE VOTE

BRIAN L CROWE

GIG! McCABE-MIELE


REVEREND WILFREDO DEJESUS.

JONATHAN SWA\N


X

X

X ABSTAIN

X

WHEREAS, the decision of the Office of the Zoning Administrator rendered, reads: "Application not approved. Requested certification does not conform with the applicable provisions of the Chicago Zoning Ordinance, Title 17 of the Municipal Code of Chicago, specifically, Section 17-13-1200 ." and ·


WHEREAS, the district maps show that the premises is located in an RM-4.5 Residential Multi-Unit District; and

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby makes the following findings of fact: This case was previously heard in 294-06-A. The Board granted the previous appeal. The Board will pem1it the appellant to access a drive way from Northwest Highway. The applicant must maintain a driveway access thru the building to allow the parking sp.aces and vehicles direct access to Northwest Highway. The applicant has stated that the existing alley is not improved and thus autos from this building may not travel down

· the alley. The decision of the Zoning Administrator is reversed.

) APPROVED AS TO SUBSTAilCE

CHAIR MAll



APPLICANT: Leonard DiCristofano CAL NO.: 403-07-Z

)PPEARANCE FOR: Thomas Pikarski MAPNO.: 17-0


• PREMISES AFFECTED: 6487-6505 N. Northwest Highway

NATURE OF REQUEST: Application for a variation under Article 11 of the zoning ordinance to permit, in an RM-4.5 Residential Multi-Unit District, a proposed 4-story 12 dwelling unit addition to an existing 4-story 24 dwelling unit building whose rear yard shall be 32' instead of 42.78' and the total combined side yards shall be 10' (5' on the north and 5' on the south). The Board has previously heard a variation (135-06-Z) and appeal (294-06-A).

ACTION OF BOARD-V ARlATION GRANTED

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.

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co --·~:~! ~T~ .· I ... ~

r-·-c.:-}

THE RESOLUTION:

THE VOTE

BRIAN L. CROWE

GIG! McCABE·MIELE



JONATHAN SWAIN

AFl'LRMATIVE NEGATIVE ABSENT

X

X

X

ABSTAIN

X

WHEREAS, a public hearing was held on this application by the Zoning Board of Appeals at its regular meeting held on September 21, 2007, after due notice thereof as provided under Section 17-13-0107 A and by publication in the Chicago Sun

. Times on August 29, 2007; and

WHEREAS, the Zoning Board of Appeals, having fully heard the testimony and arguments of the parties and being fully advised in the premises, hereby finds the following; the applicant shall be permitted to construct a 4-story 12 dwelling unit addition to an existing 4-story 24 dwelling unit building whose rear yard shall be 32' instead of 42.78' and the total combined side yards shall be 10' (5' on the north and 5' on the south); the Board finds I) strict compliance with the regulations and standards of this Zoning Ordinance would create practical difficulties or particular hardships for the subject property; 2) the requested variation is consistent with the stated purpose and intent of this Zoning Ordinance 3) the property in question cannot yield a reasonable return if pennitted to be used only in accordance with the standards of this Zoning Ordinance; 4) the practical difficulties or particular hardships are due to unique circumstances and are not generally applicable to other similarly situated property; and 5) the variation, if granted will not be alter the essential character of the neighborhood; it is therefore

RESOLVED, that the Zoning Board of Appeals, by virtue of the authority conferred upon it, does hereby make a variation in the application of the district regulations of the zoning ordinance and that the aforesaid variation request be and it hereby is granted subject to the following condition(s): ·



i 'f,


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